We would like to put another duplex on that lot but construction costs are bringing our total to almost $150k, and this is for a roughly 2500 sqft structure manufactured duplex sitting on pier and beam.

But it was neat to see the hand hewn beams.

That would have meant; NEW PLANS, NEW PIERS, NEW BEAMS, NEW ROOF LINE, etc, etc etc.

Ok here's the background info: 225 Unit - Class C Property in TX $535 - 1 bedroom rent, 100 units $710 - 2 bedroom rent, 125 units Monthly/Annual Potential (Gross) Rental Income - $142,250/$1,707,000 60% Occupied Annual Actual Expenses for 2009 - $800k Roofs need repair, numerous code violations (electrical wiring exposed, stairs to 2nd level need to be replaced, support beams for 2nd level need to be replaced), A/C's are old and some are not working.

The reason I ask, I was visiting a property this weekend constructed in the early 1950s on pier and beam.

Sometimes I have my guy jack up the house, replace a warped or rotted beam, insert a pier here and there, and get the house pretty level with no other problems.

The roof is in good condition and what my agent and inspector called "insurable" condition and the house needed about 10 beams adjusted, it is a pier and beam house.

I was beaming with so much pride the whole ride home knowing my kids "get it" and are headed in the right direction.

The new engineered lam beams make it easier then over sized wood or steel that we were stuck with years ago though.

The home had foundation issues caused by termites and the support beams were sagging.